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City · 13,615 residents · York County, South Carolina

Tega Cay , South Carolina

In Tega Cay, a typical home is worth $529,200 and typical rent is $1,408 a month. Compared with all of York County, typical household income is 59% higher, the typical home value is 46% higher, and the share of households that own their home is 10 points higher.

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  • Typical home value

    $529,200

    46% above the county

    104% above South Carolina

    • Tega Cay
    • York
    • South Carolina

  • Typical rent

    $1,408a month

    About the same as the county

    19% above South Carolina

    • Tega Cay
    • York
    • South Carolina

  • Typical household income

    $142,000a year

    59% above the county

    105% above South Carolina

    • Tega Cay
    • York
    • South Carolina

  • Households that own their home

    84%

    10 points above the county

    12 points above South Carolina

    • Tega Cay
    • York
    • South Carolina

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$593,548
about the same as 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Tega Cay is in York County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of York County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Tega Cay apart

What this place has that others do not, from public data, most unusual first.

  1. Tega Cay has the highest typical household income of the 101 cities in South Carolina with more than 5,000 people: $142,000.

  2. Nearby, in York, the typical home value is $198,600: 62% less than in Tega Cay ($529,200).

  3. Tega Cay has the 3rd highest typical home value of the 101 cities in South Carolina with more than 5,000 people ($529,200).

  4. Nearby, in Clover, the typical rent is $841: 40% less than in Tega Cay ($1,408).

  5. 84% of households in Tega Cay own their home, against 75% in York County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Tega Cay

What homes there are in Tega Cay, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 77% of homes here, against 69% in York County.

Year built

Here half of the homes date from 2006 or later; in York County, from 2000 or later.

Homes in Tega Cay are bigger: 86% have 3 bedrooms or more; in York County, 73%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,595 a month

York County: $1,768 a month

Without a mortgage

$597 a month

York County: $459 a month

Owners with a mortgage

77%

York County: 68%

In Tega Cay, 77% of owners have a mortgage, and their typical cost is $2,595 a month, against $1,768 in York County. Without one it drops to $597.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Homes in Tega Cay gained value more slowly than in York County: 60% since 2015–2019, against 80%.

The typical rent in Tega Cay stayed about the same over that time: the difference is within the Census margin of error.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureTega CayYork CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate4.7%8.3%5.5%
Homeowner vacancy Unreliable estimate0.6%0.9%0.9%
More than one person per room Unreliable estimate1.7%2.0%3.4%
People per household 2.762.552.442.53
Drive alone 61%73%76%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimate0%0%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 32%18%12%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.76 on average, against 2.55 in York County.

In Tega Cay, 32% of workers work from home, more than in York County (18%).

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Tega Cay?

A typical home is tight for the typical income

We start with a typical home in Tega Cay, worth $529,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Tega Cay, which is $142,000 a year. For that payment to be 28% of income, a household would need to earn about $181,870 a year.

The calculator's FHA and conventional loan limits are those of all of York County.

Your numbers

Local data
$

Starts at the typical home value in Tega Cay. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $18,522 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,244

at 7.18% · 30 years

Loan amount
$519,615
Total interest
$747,604
Paid off in
November 2056

Includes $8,937 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,313 a month

  • Tight

    $3,313 to $4,260 a month

    Your payment · 36%

  • Hard

    more than $4,260 a month

Compared with the typical household income in Tega Cay ($142,000 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,244
Principal & interest$3,520
Property tax$269
Home insurance$221
FHA mortgage insurance (MIP)$234

You need at least $18,522 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Tega Cay and York County

Tega Cay is in York County, South Carolina. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Tega Cay's own numbers

Typical home value
$529,200
Typical monthly rent
$1,408
Typical yearly household income
$142,000
Households that own their home
84%
Effective property tax rate
0.61%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of York County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,785
Price change over 5 years (FHFA)
+63%
Homes in a high flood-risk zone
0.3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of York County.

Everything about York County

Buying

Buying a home in Tega Cay

A typical home in Tega Cay is worth $529,200: 46% above the county and 104% above South Carolina. With the typical household income in Tega Cay ($142,000 a year), a typical home costs 3.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Tega Cay 3.7 years
  • York 4.1 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in York County

According to FHFA’s house price index, home prices in York County rose 118% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of York County.

Period County South Carolina U.S.
Last year (2025) +2.5% +3.6% +2.9%
5 years (2020–2025) +63% +60% +47%
10 years (2015–2025) +118% +104% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Tega Cay next to York County, South Carolina and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Tega Cay $529,200
  • York $361,300
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Tega Cay $1,408
  • York $1,387
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Tega Cay $142,000
  • York $89,095
  • South Carolina $69,324
  • United States $80,734
See the full table
Tega Cay next to York County and South Carolina
Measure Tega Cay York County South Carolina U.S.
Typical home value $529,200 $361,300 $259,000 $332,700
Typical monthly rent $1,408 $1,387 $1,180 $1,413
Typical yearly household income $142,000 $89,095 $69,324 $80,734
Households that own their home 84% 75% 72% 65%
Typical yearly property tax $3,221 $1,740 $1,251 $3,119
Effective property tax rate 0.61% 0.48% 0.48% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below York County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Tega Cay

For a typical $529,200 home in Tega Cay, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Tega Cay's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,244a month

    Least cash to close
    Down payment
    $18,522
    Cash to close
    $34,398
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $234

  • Conventional, 5% down $4,147a month

    Down payment
    $26,460
    Cash to close
    $42,336
    Rate
    7.18%
    Mortgage insurance
    PMI · $251

  • Conventional, 20% down, no PMI $3,357a month

    Down payment
    $105,840
    Cash to close
    $121,716
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,847a month

    Down payment
    $79,380
    Cash to close
    $95,256
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Tega Cay and for York County.

Property tax

Effective rate in Tega Cay

0.61%of the home’s value each year

$3,221 a year for the typical owner in Tega Cay.

  • Tega Cay 0.61%
  • York 0.48%
  • South Carolina 0.48%

What South Carolina publishes Special 4% assessment ratio for your legal residence (South Carolina General Assembly (South Carolina Code of Laws))

Exemptions and deadlines in South Carolina

Flood risk in York County

FEMA does not publish these numbers by city: they are for all of York County.

Homes in the high-risk zone
0.3%
273
Of those, with NFIP insurance
48%
County South Carolina U.S.
Homes in the high-risk zone 0.3% 4% 3.5%
Of those, with NFIP insurance 48% 85% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Tega Cay

Typical rent in Tega Cay is $1,408 a month: about the same as the county.

HUD publishes a fair market rent for all of York County, by unit size. To pay the 2-bedroom one ($1,785 a month) without spending more than 30% of your income, you would need to earn $34.33 an hour working full time.

HUD fair market rent for all of York County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,574 $30.27 $62,960
1 bedroom $1,640 $31.54 $65,600
2 bedrooms $1,785 $34.33 $71,400
3 bedrooms $2,179 $41.90 $87,160
4 bedrooms $2,773 $53.33 $110,920

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Tega Cay

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Tega Cay is in ZIP code 29708.

For 2 bedrooms it is $1,940: $155 more than the fair market rent for York County ($1,785).

  • 29708 $1,940$2,370

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Tega Cay when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Tega Cay

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in York County. The nearest ones are below; many serve by phone or online.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Tega Cay

No down payment, repair or rent-help program on our list is for Tega Cay or York County. The ones below are statewide in South Carolina: they work in Tega Cay the same as in the rest of the state.

Which programs do I qualify for? All programs in South Carolina

  • Palmetto Home Advantage

    Statewide in South Carolina

    South Carolina state agency program with forgivable down payment assistance of 0%, 3% or 4% of the loan, with no monthly payments, for any buyer in all 46 counties. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

  • SC Housing Homebuyer Program

    Statewide in South Carolina

    South Carolina state agency fixed-rate mortgage with forgivable help for the down payment, closing costs or prepaid expenses: a 0% second mortgage with no monthly payments, forgiven if you live in the home 15 years. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

Housing counselors near Tega Cay

The HUD-approved agencies closest to the center of Tega Cay, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Regenesis Community Development Corporation F/K/A Upstate Housing Partnership

    430 E Main St, Spartanburg · 52 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (864) 504-3090

  • Telamon Corporation - Greenville Branch

    300A S Daniel Morgan Ave, Spartanburg · 53 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (919) 899-9911

  • NSC (naca Counseling Subsidiary) - Columbia, SC

    810 Dutch Square Blvd Suite 220, Columbia · 70 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (803) 255-0223

All counseling agencies in South Carolina

Help in Spanish near Tega Cay

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Tega Cay

In HUD’s record, no housing authority with an office in York County is named for Tega Cay or York County.

3 other authorities have an office in York County: see the list Source: HUD

Cities

Other cities in York County

These cities are also in York County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about York County Housing in South Carolina

Nearby cities

The cities closest to Tega Cay, with the typical home value.

Neighboring counties

If York County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Tega Cay.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Tega Cay

Short answers with the numbers for Tega Cay and all of York County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Tega Cay?

The typical home value in Tega Cay is $529,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in York County it is $361,300.

How much does it cost to rent in Tega Cay?

Typical rent in Tega Cay is $1,408 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in York County is $1,785.

What is the FHA loan limit in Tega Cay?

Tega Cay uses the FHA limit for all of York County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Tega Cay?

The typical homeowner in Tega Cay pays $3,221 a year, according to the U.S. Census Bureau. That is 0.61% of the home’s value; in York County, the rate is 0.48%.

Where can I find free help to buy or rent in Tega Cay?

We found no HUD-approved counseling agencies with an office in York County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).